120 Hougang Avenue 1 530120, Lorong Ah Soo, North-east Region, Singapore
$1,000,000

Rare peaceful convenient maisonette, ns facing, 1km plmgs, kovan mrt • Well-kept split-level home with high ceiling and balcony overlooking greenery • This unit is extremely spacious and suited for those who enjoy largeness of space and a serene living environment. Ample room for growing families, multi-generational living, or home office set up. • Level 1 – living, dining, kitchen, bathroom and balcony • Level 2 – Master bedroom ensuite, bedroom 2 and family hall (can be converted back into a 3rd bedroom) • Appliances that can come with the unit: Fridge, stove, cooker hood, oven, washing machine with dryer, dishwasher • Baker-friendly with a large island geared with shelves to place all your baking need-to-haves. You can probably run a class or two with the existing set up • The island is also perfect for those who enjoy hosting friends or board gamers who enjoy gathering together • Entire unit is air-conditioned • Ample amenities within walking distance – coffeshops and eateries, supermarkets, basketball courts, outdoor playground, The Promenade @ Pelikat • Main door facing South, main window and balcony facing North • Supports car free lifestyle with close proximity to Kovan MRT station (700m), Hougang Estate • Singapore Primary schools within 1km: o Paya Lebar Methodist Girls’ School o Xinghua Primary School • Singapore Primary schools within 1-2km: o Holy Innocents’ Primary School o Maris Stella High School o Xinmin Primary School o Zhonghua Primary School • Less than 30min bus ride to the following International Schools for future rentability: o Stamford American International School/Early Learning Village o Australia International School/Early Learning Village o International French School Do watch our video available in the listing. Connect with Weiyi to arrange for an exclusive viewing, by prior appointment only.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 85 HDB resale transactions (data.gov.sg)
Fair Value
S$640,524
S$448 psf
Asking Price
S$1.00M
S$699 psf
vs Market
+56.1%
vs Last Done
+40.1%
Tenure
55 yrs
99-year Leasehold · Balance remaining
Confidence
High
85 comps
Nearest MRT
Kovan
684m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
85 comparable transactions
S$559
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.786
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$448
Recent Comparable Transactions
10 shown · 85 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 351 HOUGANG AVE 7 Floor 07 TO 09 | 1,302sqft | S$650,000 | ▲S$499 +11.4% vs FV | 99yr from 1985 |
May 2026 | Blk 351 HOUGANG AVE 7 Floor 07 TO 09 | 1,302sqft | S$650,000 | ▲S$499 +11.4% vs FV | 99yr from 1985 |
May 2026 | Blk 245 HOUGANG ST 22 Floor 04 TO 06 | 1,346sqft | S$670,888 | ▲S$499 +11.4% vs FV | 99yr from 1984 |
Apr 2026 | Blk 251 HOUGANG AVE 3 Floor 04 TO 06 | 1,302sqft | S$683,000 | ▲S$524 +17.0% vs FV | 99yr from 1985 |
Apr 2026 | Blk 310 HOUGANG AVE 5 Floor 10 TO 12 | 1,302sqft | S$670,000 | ▲S$514 +14.7% vs FV | 99yr from 1984 |
Mar 2026 | Blk 409 HOUGANG AVE 10 Floor 07 TO 09 | 1,302sqft | S$870,000 | ▲S$668 +49.1% vs FV | 99yr from 1985 |
Mar 2026 | Blk 339 HOUGANG AVE 7 Floor 04 TO 06 | 1,302sqft | S$655,000 | ▲S$503 +12.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 142 LOR AH SOO Floor 01 TO 03 | 1,421sqft | S$720,000 | ▲S$507 +13.2% vs FV | 99yr from 1984 |
Mar 2026 | Blk 142 LOR AH SOO Floor 04 TO 06 | 1,421sqft | S$760,000 | ▲S$535 +19.4% vs FV | 99yr from 1984 |
Feb 2026 | Blk 306 HOUGANG AVE 5 Floor 04 TO 06 | 1,410sqft | S$688,888 | ▲S$489 +9.2% vs FV | 99yr from 1983 |
Feb 2026 | Blk 139 LOR AH SOO Floor 13 TO 15 | 1,421sqft | S$800,000 | ▲S$563 +25.7% vs FV | 99yr from 1984 |
Blk 351 HOUGANG AVE 7
May 2026 · Floor 07 TO 09
+11.4% vs FV
Blk 351 HOUGANG AVE 7
May 2026 · Floor 07 TO 09
+11.4% vs FV
Blk 245 HOUGANG ST 22
May 2026 · Floor 04 TO 06
+11.4% vs FV
Blk 251 HOUGANG AVE 3
Apr 2026 · Floor 04 TO 06
+17.0% vs FV
Blk 310 HOUGANG AVE 5
Apr 2026 · Floor 10 TO 12
+14.7% vs FV
Blk 409 HOUGANG AVE 10
Mar 2026 · Floor 07 TO 09
+49.1% vs FV
Blk 339 HOUGANG AVE 7
Mar 2026 · Floor 04 TO 06
+12.3% vs FV
Blk 142 LOR AH SOO
Mar 2026 · Floor 01 TO 03
+13.2% vs FV
Blk 142 LOR AH SOO
Mar 2026 · Floor 04 TO 06
+19.4% vs FV
Blk 306 HOUGANG AVE 5
Feb 2026 · Floor 04 TO 06
+9.2% vs FV
Blk 139 LOR AH SOO
Feb 2026 · Floor 13 TO 15
+25.7% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Hougang, with a remaining lease of 55 years, stands at an estimated value of $640,524, translating to a price per square foot (PSF) of $448. This valuation is indicative of a robust market signal, with the property priced above market benchmarks by an impressive 56.1%. Such a significant deviation from the baseline suggests that demand for properties in this precinct remains resilient, driven by factors such as location desirability, accessibility, and community amenities.
Our analysis, grounded in data from 85 recent HDB resale transactions within the vicinity, underscores a high model confidence in this valuation. The elevated price point reflects not only the intrinsic appeal of the unit itself but also the broader market dynamics at play within the Hougang area. As buyers increasingly seek value in established neighborhoods with strong growth potential, properties like this one are likely to attract keen interest, especially given the remaining lease duration which provides a substantial horizon for future capital appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.